Find a way to offer value that makes the seasoned investor's ears perk up. :)

This usually gives me a range, because it is historical data and depends on how far back your search is looking there may be some seasonal trends you will want to know.

I recently reached out to a brand new storage facility owner (The facility is a little more than a year old.)  

Most lenders will require a 6-month seasoning before refinancing.Best of luck

Have you ever heard of people renting out garage space for storage?

I would start by talking to the renters to gauge interest before crunching the numbers and moving forward.You could also convert the space into indoor storage.

The issue with buying in cash is that most lenders want at least 6 months of seasoning before they use the appraised value for the LTV  -- otherwise, they're using your cost basis (purchase price + documented reno costs).

Here you can meet seasoned investors who can mentor or guide you in the right direction

Storage units might be less set up. 

Two, the owner is responsible for the means to keep grass cut during the growing season.